Richmond Hill faces ‘Elephant in the room’ as East Beaver Creek redevelopment plans clash with Sheraton’s vision

Richmond Hill city council is weighing three redevelopment options for the East Beaver Creek area, but a major landowner — the Sheraton Parkway Toronto North Hotel — is opposing all of them in favour of its own, much denser proposal.

The East Beaver Creek Secondary Plan, which covers the busy southeast corner of the city near Highway 7 and Highway 404, aims to guide future growth by introducing more housing, public spaces, and amenities. The city’s three scenarios envision between 9,150 and 16,250 new residents and up to   1,840 jobs, depending on the level of density adopted.

However, even the highest-density option — with buildings of up to 35 storeys along major corridors — falls short of what the Sheraton group has proposed. The hotel owners are seeking approval for eight condominium towers ranging from 39 to 49 storeys, a plan that could add up to 12,000 residents on its own.

City staff confirmed that Sheraton’s application will be handled separately from the broader secondary plan but noted that both processes will inform one another. “We have to tread carefully here,” said Gus Galanis, Richmond Hill’s commissioner of building and planning services. A public meeting to discuss the Sheraton proposal is scheduled for November 25.

Mayor David West acknowledged the hotel’s competing vision as the “elephant in the room,” noting that Sheraton’s ambitions differ significantly from the city’s planning study. While some councillors agreed that the lowest-density option is unrealistic, others cautioned against allowing one developer’s project to overshadow the area’s overall vision.

The East Beaver Creek plan envisions transforming the area — currently dominated by offices and light industry — into a more urban, walkable community with a central park, plaza, and mixed-use spaces. Consultants warned that lower-density scenarios might not generate enough population to support schools or recreation centres.

Still, some residents prefer a slower pace of change. Vincent Ching, representing about 1,500 nearby condo owners, voiced support for the most modest proposal, saying residents hope the plan creates a “complete community.” Longtime resident Whinney Wong added that her family has waited years for amenities such as parks and libraries.

The redevelopment debate comes after Buttonville Airport’s 2023 closure, which removed federal height restrictions and opened the door to large-scale high-rise projects across the region. Richmond Hill expects to complete the East Beaver Creek plan by 2027, a year earlier than scheduled, after spending $2 million to accelerate the process.